Committee Date: 16/05/2013 Application Number: 2012/07971/PA Accepted: 04/03/2013 Application Type: Full Planning Target Date: 03/06/2013 Ward: Washwood Heath Unit 3, Pennine Way, Saltley, Birmingham, B8 1JW Change of use from general industry (Use Class B2) and storage (Use Class B8) to training centre (Use Class D1), together with minor external alterations Applicant: Agent: EEF Ltd Broadway Street, Tothill Street, London, SW1H 9NQ Recommendation Approve Subject To Conditions 1. Proposal 1.1. It is proposed to change the use from a vacant industrial unit to a trades based training centre (Use Class D1), with minor external alterations to the front elevation. 1.2. The existing premises comprise a large single storey unit, with 2-storey offices fronting a car park. The premises are approx. 52m x 105m (max.) x 8m high. The two-storey office element is 6.5m x 42m per floor. The site area, including the car park and service yard, is 0.58 hectares. 1.3. The applicant has stated that the premises would be used to provide an apprentices and skills training centre for the delivery of education and training schemes, including electrical and mechanical engineering, advanced manufacturing, welding and metalwork, plumbing, heating and ventilation, brickwork, decorating, building, IT, forklift truck driver training and health and safety management. The applicants are currently based in existing premises in Reddings Lane, Tyseley and are seeking larger premises. 1.4. Internal layout plans show that the premises would comprise the following spaces: mechanical maintenance, metallurgy practice, electrical, electronics, press working, sheet metal, plumbing and central heating, refrigeration practice, machining and workshop, together with stores, fork lift handling area, computer space, classrooms, security rooms, admin, student canteen, lockers / first aid, toilets / showers and first floor staff offices. 1.5. The applicants have confirmed that the premises have been vacant for over 2 years and have been actively marketed throughout that time. It is stated that the previous use employed 24 full-time and 5 part-time staff. The proposed use would employ 40 full-time and 10 part-time staff. Page 1 of 5
1.6. The applicant s current premises in Tyseley accommodate 110 trainees. The applicants anticipate that at the application premises, the number of trainees would be increased to between 200 and 250. Currently, the majority of the trainees are aged between 16 and 25. 1.7. Proposed opening hours would be 0730 hours 2130 hours Mondays to Fridays, 0800 hours 1600 hours Saturdays and closed Sundays and Bank Holidays. 1.8. The only external alterations to the premises would be the provision of additional windows on the front elevation to provide improved natural light / outlook. The proposed windows would comprise 7 additional ground floor windows to proposed classrooms and 2 additional first floor windows to proposed staff offices. 1.9. The existing 60 car parking spaces and mature landscaping would not be affected. 1.10. In support of the application, a Transport Assessment, draft Travel Plan, marketing evidence and Design and Access Statement have been submitted. 2. Site & Surroundings 2.1. The application premise is a modern industrial unit located within Saltley Business Park. Other nearby units are also currently to let. The application premises adjoin the main access into the Business Park, off Saltley Viaduct / High Street. To the north and west are further large industrial units located within the business park. Adjoining to the south, are two-storey office premises. Outside of the business park, on the opposite side of High Street, are further large industrial units. To the east, opposite side of Gate Street, is an industrial premise and car repair business. 2.2. The surrounding area comprises industrial / office premises. 3. Planning History 3.1. 27.09.1994. 1994/03421/PA Construction of new estate road by extending existing estate Approved, subject to conditions. 3.2. 07.02.1995. 1995/00047/PA - Construction of two-storey offices within existing building and alterations to external elevations Approved, subject to conditions. 3.3. 06.03.2002. 2002/00163/PA - Change of use to Use Classes B1 (Business), B2 (General Industry) and B8 (Storage or Distribution) Approved, subject to conditions. 4. Consultation/PP Responses 4.1. Local occupiers, Ward Councillors and Liam Byrne M.P notified. Site and press notices displayed. No comments received. 4.2. Transportation Development No objections, subject to conditions - maximum student occupancy of 250 persons, affiliated to Travelwise, cycle stores details and amended car park layout showing disable parking provision. 4.3. Regulatory Services No objections, subject to use restricted to 0730 hours to 2130 Mondays to Fridays and 0800 hours to 1600 hours on Saturdays. 5. Policy Context Page 2 of 5
5.1. NPPF (2012), Adopted UDP (2005), Draft Birmingham Development Plan (2012), Loss of Industrial Land to Alternative Uses SPD (2006), Car Parking Guidelines SPD (2012), Places for All SPG (2001). 6. Planning Considerations 6.1. Principle of Use 6.2. UDP policy seeks to maintain the supply of industrial land so that there is a balanced portfolio of readily available land. The Loss of Industrial Land to Alternative Uses SPD outlines other factors to be considered where a change of use is being proposed, including possible exceptions to the general presumption against the loss of industrial land. The applicant has stated that the premises would be used to provide trades based apprentices and skills training centre for the delivery of education and training schemes. They are based in existing premises in Reddings Lane, Tyseley and are seeking larger premises. The applicants have confirmed that the premises have been vacant for over 2 years and have been actively marketed throughout that time. Strategic Planning have expressed no objections. There are other units in the vicinity which are also to let. The proposed use would employ 40 full-time and 10 part-time staff. I consider that under the above circumstance, the exceptions test is met and the proposed training centre would be acceptable. 6.3. Impact on Highway Safety 6.4. A Transport Assessment and draft Travel Plan have been submitted in support of the application. It is indicated that a significant proportion of students are likely to travel to the centre by public transport. Transportation Development consider that the proposed development is unlikely to lead to a material harm to highway safety or the free safe flow of traffic on the surrounding highway and have raised no objections, subject to conditions outlined above. I concur with this view. The unit has 60 car parking spaces and is situated close to the public highway which has good public transport links. 6.5. Impact on Residential Amenity 6.6. Regulatory Services have expressed no objection, subject to use restricted to 0730 hours to 2130 Mondays to Fridays and 0800 hours to 1600 hours on Saturdays as requested. I do not consider it necessary to restrict the opening hours. The premises were previously used for industrial purposes, with no restrictions in opening hours attached. The unit is located within Saltley Business Park. The nearest residential accommodation being flats above retail units fronting Washwood Heath Road, over 85m from the application premises. Ambient noise levels are high. I consider that the proposed use would be unlikely to affect the amenity of local residential occupiers in terms of noise or disturbance. 6.7. Other Considerations 6.8. Few internal or external alterations to the premises are proposed in order to bring them back into beneficial use. Internally, stud partitions would be used to divide spaces. Externally, on the front elevation, 7 additional ground floor windows to proposed classrooms and 2 additional first floor windows to proposed staff offices would be provided. These additions would help to improve the appearance of the large unit. Page 3 of 5
6.9. Re-use of these vacant premises would be of economic benefit to the area. The proposed use would employ 40 full-time and 10 part-time staff. 7. Conclusion 7.1. The proposed training centre would be an appropriate use within an industrial location. It would be in accordance with the exceptions policy regarding the loss of industrial land to alternative uses. The uses would be unlikely to have an adverse impact on residential amenity, highway safety or the free safe flow of traffic in the surrounding highway. 8. Recommendation 8.1. Approve subject to conditions 1 Requires the prior submission of sample materials 2 Requires the scheme to be in accordance with the listed approved plans 3 The use shall accommodate no more than 250 students at any one time 4 Prevents the use from changing within Use Class D1 5 Requires the prior approval of an amended car park layout 6 Requires the prior submission of cycle storage details 7 Requires the applicants to join Travelwise 8 Limits the approval to 3 years (Full) Reason for Approval 1 Birmingham City Council grants Planning Permission subject to the condition(s) listed below (if appropriate). The reason for granting permission is because the development is in accordance with: Policies 3.8, 3.10 and 3.14 of the Birmingham Unitary Development Plan 2005; Places for All (2001); and the National Planning Policy Framework. Case Officer: Tony White Page 4 of 5
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2 3 APPENDIX N PENNINE WAY MBROKE WAY Saltley Business Park El Sub Sta CLAYTON ROAD 26 20 1 PENNINE WAY GATE STREET Scrap Yard Garage Aftercare Centre Probation and Probation and Aftercare Centre 2 96.1m 12 TCB 94.9m Depot HIGH STREET This map is reproduced from the Ordnance Survey Material with the permission of Ordnance Surveyon behalf of the Controller of Her Majesty's Stationery Office Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings.birmingham City Council. Licence No.100021326, 2009 SCALE 1:1250 33 5 Unit 3 Pennine Way Saltley Birmingham B8 1JW 2012/07971/PA This map is reproduced from the Ordnance Survey Material with the permission of Ordnance Surveyon behalf of the Controller of Her Majesty's Stationery Office Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings.birmingham City Council. Licence No.100021326, 2009 Statutory Listed Building Locally Listed Buildings Conservation Area Neighbourhood Offices Site Boundary Site Location Development Directorate 1 Lancaster Circus Queensway Birmingham B2 2JE. Date:25/9/2007 SCALE 1:5000 Birmingham City Council